HomeMy WebLinkAboutPC Meeting 08-06-09 (Reso 2685-2009) - Centrum Entitlements Reso1
RESOLUTION NO. 2685-2009
PLANNING COMMISSION
CITY OF SOUTH SAN FRANCISCO,
STATE OF CALIFORNIA
A RESOLUTION OF APPROVAL OF ENTITLEMENTS, INCLUDING A TENTATIVE
PARCEL MAP, USE PERMIT, DESIGN REVIEW, AND TRANSPORTATION
DEMAND MANAGEMENT PLAN FOR AN APPROXIMATELY 624,048 SQUARE
FOOT MULTI-TENANT INDUSTRIAL FACILITY SITUATED AT 1070 & 1080 SAN
MATEO AVENUE
WHEREAS, Centrum has applied to demolish an existing commercial airport parking lot
and create a multi-tenant industrial facility consisting of the conversion of an existing single
tenant 571,748 square foot building and the construction of up to 5 new single story buildings
containing a combined area of 52,300 square feet, and a landscaped a parking lot containing up
to 544 parking spaces, and a range of industrial uses including: Wholesaling, Storage and
Distribution, Custom Manufacturing, General Industrial, Light Manufacturing, Food Preparation,
Laundry Services, Personal Storage, Business and Professional Services, Eating and Drinking
Establishments: Convenience and Limited Service, and Retail Convenience Sales.
WHEREAS, the entitlements proposed would provide for (1) construction of the Project;
(2) a Tentative Parcel Map merging two abutting parcels at 1070 San Mateo Avenue (APN 015-
163-230) with an area of 19.79 acres and 1080 San Mateo Avenue (APN 015-163-120) with an
area of 5.23 acres and with a combined area of 25.02 acres; (3) a Use Permit allowing the
conversion of a single-tenant building containing 571,748 square feet into a multi-tenant facility,
the addition of up to 5 new one-story buildings containing a combined 52,300 square feet, 24-
hour daily operation, overnight outside storage of trucks and trailers, uses generating in excess of
100 vehicle trips per day, and convenience and limited service eating and drinking use in
Building #6; (4) Design Review allowing an approximately 624,048 square foot multi-tenant
industrial facility with minor exterior upgrades to the existing building, with an open, at-grade
parking lot containing up to 544 parking spaces and landscaping; and (5) Transportation Demand
Management Plan reducing traffic impacts associated with the 623,948 square foot industrial
complex; and
WHEREAS, a Notice of Preparation for a Draft Environmental Impact Report (“DEIR”)
was issued on January 14, 2009, informing all interested parties of the City’s intention to prepare
an Environmental Impact Report; and
WHEREAS, a DEIR was prepared evaluating the significant and potentially significant
impacts of the development, the growth inducing impacts of the development, the cumulative
impacts of the development, and alternatives to the proposed project; and
WHEREAS, the DEIR analyzes two alternatives to the Project, including a no project
alternative; and
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WHEREAS, the public review period on the DEIR commenced on June 3, 2009, and
closed on July 24, 2009; and
WHEREAS, the City prepared responses to comments on environmental issues received
during the public review period and at the public hearings, which responses clarify and amplify
the information contained in the DEIR, providing a good faith reasoned analysis supported by
factual information. The comments and responses to comments were published in a Final
Environmental Impact Report (“FEIR”) dated August 3, 2009, which incorporated the DEIR; and
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution, and that the Planning Commission of the City of South San
Francisco hereby adopts the following findings based upon the entire record for the Centrum
development, including without limitation, the South San Francisco General Plan; the Centrum
Initial Study, DEIR and FEIR; the comments received in response to the DEIR; site plans, floor
plans and elevations dated June 30, 2008 prepared by Ware Malcomb; Design Review Board
meeting and minutes of June 17, 2008; Design Review Board meeting and minutes of July 15,
2008; Planning Commission meeting of June 18, 2009, including minutes and all staff reports
and other testimony received; Planning Commission meeting of July 16, 2009, including minutes
and all staff reports and other testimony received; and Planning Commission meeting of August
6, 2009, including minutes and all staff reports and other testimony received:
1. Tentative Parcel Map. As required by the Tentative Parcel Map Procedures
[SSFMC Title 19], the following findings are made in approval of a Tentative
Parcel Map (PM09-0001) allowing merging of two abutting parcels at 1070 San
Mateo Avenue (APN015-163-230) with an area of 19.79 acres and 1080 San
Mateo Avenue (APN015-163-120) with an area of 5.23 acres and with a
combined area of 25.02 acres, in the Industrial Zoning district, subject to making
the findings of approval and, based on public testimony and the materials
submitted to the City of South San Francisco Planning Commission which
include, but are not limited to: Site plans, floor plans and elevations revised
prepared by Ware Malcomb, dated June 30, 2008; the Centrum Initial Study and
Environmental Impact Report; Design Review Board meeting of June 17, 2008;
Design Review Board meeting of July 15, 2008; Design Review Board minutes of
June 17, 2008; Design Review Board minutes of July 15, 2008; Planning
Commission staff report of July 16, 2009 and Planning Commission meeting of
July 16, 2009; Planning Commission staff report of August 6, 2009 and Planning
Commission meeting of August 6, 2009:
(a) The proposed lot merger conforms with the requirements of the State
Subdivision Map Act and with the requirements of the City of South San
Francisco Title 19 Subdivision Code. The Tentative Parcel Map conforms
to City standards with regards to design, drainage, utilities, and street
improvements. Dedications are not required. The lot will exceed the sizes
of the adjacent lots and exceed the City’s minimum lot size requirements.
Conditions of approval will ensure that the development complies with
City development standards.
(b) The proposed lot merger complies with the General Plan Land Use
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Element designation of the site of Business Commercial and the minimum
lot size requirements delineated in SSFMC Title 20 Zoning Regulations
2. Use Permit. As required by the “Use Permit Procedure” (SSFMC Chapter 20.81),
the Planning Commission makes the following findings in support of the request
to approve a Use Permit (UP08-0004) allowing overnight outdoor storage of
trucks and trailers, a use generating in excess of 100 vehicle trips per day, up to
24 hour daily operation, and convenience and limited service eating and drinking
uses in Building #6, situated at 1070 & 1080 San Mateo Avenue, in the Industrial
Zone District, based on public testimony and the materials submitted to the City
of South San Francisco Planning Commission which include, but are not limited
to: Site plans, floor plans and elevations prepared by Ware Malcomb dated June
30, 2008; the Centrum Initial Study and Environmental Impact Report; Design
Review Board meeting of June 17, 2008; Design Review Board meeting of July
15, 2008; Design Review Board minutes of June 17, 2008; Design Review Board
minutes of July 15, 2008; Planning Commission staff report of June 18, 2009 and
Planning Commission meeting of June 18, 2009; ; Planning Commission staff
report of July 16, 2009 and Planning Commission meeting of July 16, 2009;
Planning Commission staff report of August 6, 2009 and Planning Commission
meeting of August 6, 2009:
(a) The proposed multi-tenant industrial development allowing overnight
outdoor storage of trucks and trailers, generating in excess of 100 vehicle
trips per day, up to 24 hour daily operation, and convenience and limited
service eating and drinking uses in Building #6, will not be adverse to the
public health, safety, or general welfare of the community, or
unreasonably detrimental to surrounding properties or improvements. The
site is physically suitable for the type and intensity of the land use being
proposed, and the compatibility with adjacent developments was
thoroughly analyzed in the Environmental Impact Report. Conditions of
approval and mitigation measures are required to ensure protection of
public safety, reduce traffic, reduce parking demand and ensure
compliance with Federal, State and City development and environmental
standards.
(b) The proposed multi-tenant industrial development allowing overnight
outdoor storage of trucks and trailers, generating in excess of 100 vehicle
trips per day, up to 24 hour daily operation, and convenience and limited
service eating and drinking uses in Building #6, is consistent with the
General Plan which designates the property Mixed Industrial. The
proposed development’s floor area ratio (FAR) of 0.57 is well below the
maximum FAR of 0.6 allowed in the Mixed Industrial land use
designation.
(c) The proposed multi-tenant industrial development allowing overnight
outdoor storage of trucks and trailers, generating in excess of 100 vehicle
trips per day, up to 24 hour daily operation, and convenience and limited
service eating and drinking uses in Building #6 meets or exceeds the
minimum standards and requirements of the City’s Zoning Ordinance
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which designates the site Industrial. The proposed overnight outdoor
storage of trucks and trailers, generation of traffic in excess of 100 vehicle
trips per day, and up to 24 hour daily operation is commonly associated
with industrial uses. The project complies with the City’s design
standards, including FAR, setback, and landscaping requirements. The
number of parking spaces is adequate to serve the proposed uses based on
parking data for similar centers, the Institute of Traffic Engineers data and
that a TDM Plan will be required. Conditions of approval are required to
ensure compliance with the City’s development standards, reduce parking
demand, provide security and ensure that the site is well maintained.
(d) An Environmental Impact Report has been prepared for the project in
accordance with the provisions of CEQA. Mitigation measures are
required which will reduce all identified impacts to a level less than
significant. A Mitigation Monitoring Program is required to ensure that all
mitigation measures are implemented. A Statement of Overriding
Considerations is required because of cumulative traffic impacts
associated with the development.
5. Transportation Demand Management Plan. As required by the Transportation
Demand Management Procedures [SSFMC Section 20.120.070], the following
findings are made in approval of the Preliminary Transportation Demand
Management Plan (TDM08-00002), based on public testimony and the materials
submitted to the City of South San Francisco Planning Commission which
include, but are not limited to: Revised Preliminary TDM Plan prepared by Fehr
and Peers, dated July 2009; Site plans, floor plans and elevations revised
prepared by Ware Malcomb, dated June 30, 2008; the Centrum Initial Study and
Environmental Impact Report; Design Review Board meeting of June 17, 2008;
Design Review Board meeting of July 15, 2008; Design Review Board minutes of
June 17, 2008; Design Review Board minutes of July 15, 2008; Planning
Commission staff report of June 18, 2009 and Planning Commission meeting of
June 18, 2009; Planning Commission staff report of July 16, 2009 and Planning
Commission meeting of July 16, 2009; Planning Commission staff report of
August 6, 2009 and Planning Commission meeting of August 6, 2009:
(a) The proposed Preliminary Transportation Demand Management Plan
measures are feasible and appropriate for the industrial development with
appurtenant commercial uses located at 1070 & 1080 San Mateo Avenue
with up to 24 hour daily operation in the Industrial Zone District adjacent
to other industrial uses.
(b) The proposed performance guarantees, consisting of an Annual and
Triennial Reviews, will ensure that the target alternative mode use
established for the project of 30% based on a Floor Area Ratio of 0.57
[SSFMC 20.120.030 (C)] will be achieved and maintained.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of
the City of South San Francisco does hereby:
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A. Approve the Tentative Parcel Map, situated at 1070 and 1080 San Mateo Avenue
in the Industrial Zoning district.
B. Approve the Use Permit allowing overnight outdoor storage of trucks and trailers,
a use generating in excess of 100 vehicle trips per day, up to 24 hour daily
operation, and the determination of a parking rate, situated at 1070 and 1080 San
Mateo Avenue, in the Industrial Zone District.
C. Approve Transportation Demand Management Plan concerning the Centrum
development to be situated at 1070 and 1080 San Mateo Avenue, in the Industrial
Zone District.
I hereby certify that the foregoing resolution was adopted by the Planning Commission of the
City of South San Francisco at the regular meeting held on the 6th day of August , 2009, by the
following vote:
AYES: Commissioner Bernardo, Commissioner Giusti, Commissioner Gupta,
Commissioner Ochsenhirt, Commissioner Zemke, Vice Chairperson Prouty and
Chairperson Moore
NOES: None
ABSTAIN: None
ABSENT: None
ATTEST:
Commission Secretary
Susy Kalkin
Exhibit A
CONDITIONS OF APPROVAL
CENTRUM
1070 AND 1080 SAN MATEO AVENUE
P08-0041
(Adopted by the Planning Commission on August 6, 2009)
A. PLANNING DIVISION
1. The applicant shall comply with the City's Standard Conditions and with all the
requirements of all affected City Divisions and Departments as contained in the
attached conditions, except as amended by the conditions of approval.
2. The construction drawings shall substantially comply with the Planning
Commission approved plans, as amended by the conditions of approval including
the revised Site, Building, Landscape and Civil Plans and Tentative Parcel Map
prepared by Ware Malcomb, dated June 30, 2008, submitted in association with
P08-0041 [PM09-0001, UP08-0004, DR08-0019, TDM09-0002 & EIR08-0003].
3. The project shall be subject to a six-month, twelve-month and eighteen-month
review from the effective date of the Planning Commission decision. At the time of
the review the Planning Commission may modify, add or delete conditions of
approval, take other action or extend the review.
4. Any change in the hours of operation, landscape area, number of parking spaces or
any other aspect of the project for which a Use Permit is being sought, shall require
a modification of the Use Permit to be first approved by the Planning Commission.
5. Prior to the issuance of the Building Permit for the interior work, the applicant shall
provide a Final Transportation Demand Management Plan (TDM08-0002) to help
reduce traffic. The TDM Plan shall closely follow the Draft TDM Plan approved by
the Planning Commission in association with P08-0041. The Final TDM Plan shall
be prepared by a qualified transportation planner acceptable to the city and shall
comply with the minimum requirements contained in SSFMC Chapter 20.120 and
shall be subject to the review and approval of the City’s Chief Planner.
6. All businesses using space at the facility shall obtain, and thereafter maintain for the
term of their lease, a valid City Business License.
7. Prior to the installation of any sign, the owner shall first obtain an approved sign
permit for a sign program from the City.
8. In accordance with the California Environmental Quality Act, the owner shall
comply with and implement all of the mitigation measures identified in the
Environmental Impact Report (EIR08-0003) associated with the project and
Conditions of Approval
Page 2 of 12
certified by the Planning Commission. Prior to the issuance of any permit, the
owner shall establish and implement the Mitigation Monitoring and Reporting
Program including all mitigation measures in a timely manner. The owner shall be
responsible for providing written reports on the implementation of the mitigation
measures including during the construction period and provide copies of the report
to the City. The Mitigation Monitoring and Reporting Program shall be subject to
the review and approval by the City’s Chief Planner.
9. The Centrum Logistics project site shall be limited to the range of uses and square
footages identified in the Reasonable Occupancy Scenario in the Centrum Draft
Environmental Impact Report (DEIR) and to a maximum of no more than 4,892
daily vehicle trips, as presented in the revised Table 10-5 of the Centrum FEIR.
Any existing use or proposed use which that would cause the aggregate traffic
generated by the Centrum Logistics project to exceed 4,892 trips per day shall be
required to obtain a Use Permit approved by the Planning Commission that either;
a) Allows an off-set of the number of trips generated by that use that would exceed
the maximum limit through reductions in other trips generated at the site; b)
Reduces the trips generated by that use through reductions in size or increased
Transportation Demand Management Plan measures such that the maximum trip
generation limit would not be exceeded; and c) Obtain approval by the Planning
Commission of an additional CEQA review as necessary to fully analyze and
mitigate adverse environmental effects. The owner shall conduct periodic surveys
of the traffic generated at the site. Traffic studies may be conducted independently
or in conjunction with the TDM Plan reviews. The owner shall coordinate such
studies with the City Engineer and the City’s Chief Planner and shall provide a
written report of the results to the City. The City Engineer may require traffic
counts and a report of the results to be conducted by the owner at any time
including prior to the issuance of a Building Permit for a new tenancy. The owner
shall bear the full cost of the traffic counts and reports. The method of calculating
the number of average daily trips (ADT) shall be that provided in the SSFMC and
shall include vehicle trip generation as established in the most current edition of the
Institute of Transportation Engineers Trip Generation.
10. Prior to the issuance of any work within the public right-of-way, including
driveway and sidewalk modifications, utility connections to water, storm drainage
and sewage facilities, and on any publicly owned facility, the owner shall provide
written documentation that the City of San Bruno has issued an Encroachment
Permit for proposed work.
11. Prior to the final inspection, in the event that the City of San Bruno Public Works
Director, in consultation with the City of South San Francisco Public Works
Director, reasonably determine the project’s wastewater may degrade or further
degrade the condition of the existing sanitary sewer line, the owner, in consultation
with the City of San Bruno and the City of South San Francisco, shall participate in
any necessary repairs and/or replacement of the exiting 24-inch sanitary sewer line
to accommodate the project’s wastewater. The City of San Bruno Public Works
Conditions of Approval
Page 3 of 12
Director shall determine the extent to which such repairs or replacement is required.
12. Prior to the issuance of any grading permit the owner shall provide written
documentation from the San Mateo County Health Services Agency clearing the
site for construction of new buildings and appurtenant facilities over and within the
current parking lot, pursuant to the case closure agreement for the October 8, 1998
removal of an underground storage tank.
13. Prior to the issuance of the any grading permit the owner shall provide written
documentation of a Notice of Intent (NOI) issued by the State Water Quality
Control Board under a Construction General Permit, and shall obtain an approved
Storm Water Pollution Prevention Plan (SWPPP). The SWPPP shall be subject to
the review and approval by the City Engineer of the South San Francisco in
consultation with the City Engineer of the City of San Bruno.
14. Prior to the issuance of any building permits for Buildings #2, #3, #4, #5 and/or #6,
the owner shall provide written documentation from the Federal Aviation
Administration of a formal determination of airspace impacts pursuant to a Notice
of Proposed Construction Activity.
15. Prior to the issuance of any permit the owner shall pay the Childcare Impact Fee
estimated to be $2,453.40 (52,200 Square Feet x $0.47 = $2,453.40) (SSFMC
Chapter 20.115).
16. Prior to the final inspection the owner shall provide a Final Transportation Demand
Management Plan (TDM) prepared by a qualified Transportation Planner that
incorporates the provisions of the City of South San Francisco SSFMC Chapter
20.120 Transportation demand Management. The Final TDM shall closely follow
the Preliminary TDM Plan approved by the Planning Commission in association
with P08-0041 and shall be subject to the review and approval of the City’s Chief
Planner. The Final TDM shall also be subject to the review and approval by the
City/County Association of Governments of San Mateo County.
17. Prior to the issuance of any permit, the owner shall submit a construction
management plan and the owner’s contractor shall conduct a pre-construction
meeting with City representatives including members from the Storm water
Coordinator, Public Works Site Construction Inspector, and Building, Engineering
and Planning Divisions. The purpose of the meeting is to review the proposed
construction management plan, construction activities, and the implementation of
the measures to reduce construction impacts including, but not limited, to
controlling storm water runoff, reducing and fugitive dust. The construction
management plan shall include, but not be limited to the following: a timeline of the
demolition, grading and construction phases and key events in each phase, a public
notification measures including timely advance notice to the City and surrounding
property and business owners of specific key construction phases and events,
provide an on-site contact and telephone number to resolve construction related
Conditions of Approval
Page 4 of 12
concerns, especially those of surrounding neighbors, measures to mitigate
construction impacts and be subject to the review and approval by the City
Engineer, Building Official and Chief Planner.
18. Prior to the issuance of the grading permit, the owner shall submit a Phasing Plan of
all improvements. The plan shall be subject to the review and approval of the City’s
Chief Planner.
(Planning Division: Steve Carlson, Senior Planner, 650/877-8353, Fax 650/829-6639)
B. ENGINEERING DIVISION
1. STANDARD CONDITIONS
The developer shall comply with the conditions of approval for commercial projects, as
detailed in the Engineering Division’s “Standard Conditions for Commercial and
Industrial Developments”, contained in our “Standard Development Conditions” booklet,
dated January 1998. This booklet is available at no cost to the applicant from the
Engineering Division.
2. SPECIAL CONDITIONS
A. The developer shall obtain a demolition permit to demolish the existing
buildings. The demolition permit shall be obtained from the Building
Division and the developer shall pay all fees and deposits for the permit.
The developer shall provide letters from all public utilities stating all said
utilities have been properly disconnected from the existing buildings.
B. The developer shall contact the City of San Bruno Planning and
Engineering Departments so they can comment on the traffic-related
issues. At a minimum, the developer shall submit a traffic study to
evaluate how the project will impact San Mateo Avenue and other
intersections which will be affected by the project’s traffic. The traffic
study should also identify any off-site related improvements to ensure safe
ingress/egress to the project.
C. The Site Plan should show all truck turning radius for all the turning
movements, also for fire trucks around the buildings.
D. A grading permit shall be obtained from the Engineering Division. Prior
to the issuance of a grading permit, a geotechnical report shall be
submitted, reviewed and approved by the Engineering Division. The
developer shall place a $5,000 cash deposit with the City for the peer
review of the Geotechnical Report. The developer will be responsible for
paying for all fees, bonds, plan checking and all associated fees for the
grading permit. At time of grading permit issuance, the developer will also
Conditions of Approval
Page 5 of 12
place a cash deposit of $30,000 to pay for all onsite, SWPPP compliance,
grading compliance and dust control inspections.
E. The developer shall remove and replace all sidewalk fronting the project.
Since the frontage is in the City of San Bruno, the new sidewalk shall
comply with the City of San Bruno Standard Detail and shall provide the
minimum ADA width around the existing power poles. All work shall be
done at no cost to the City of South San Francisco and the City of San
Bruno. The developer shall obtain an encroachment permit for any work
performed in the City of San Bruno’s right-of-way and pay all associated
fees, deposit and/or bonds from the City of San Bruno’s Engineering
Department. The developer shall submit an Engineer’s estimate for all
work performed in the City of San Bruno’s right-of-way and place a bond
or cash deposit for said work.
F. The driveways located on San Mateo Avenue shall be a minimum of 25’
in width. The developers shall provide R1 “Stop” signs at all driveways.
G. The developer shall provide the Engineering Division a plan showing all
utilities, including but not limited to sewer, storm drain, water, and how
the new buildings will be serviced.
H. The developer shall address the flooding problem located in the rear of
Existing Bldg 1. The developer shall construct a drainage system to
alleviate the flooding problem. The developer shall incorporate bio-grassy
swales and other Best Management Practices as stormwater measures
within the project and shall be approved by the Engineering Division and
the Environmental Compliance Manager.
I. A correctly sized sewer lateral shall be installed to service this site. A
sanitary sewer manhole shall be installed onsite, near the property line, to
serve as a cleanout for the lateral as it connects to the City’s sanitary sewer
system.
J. Prior to the issuance of a Building Permit for the project, the Developer
shall complete all requirements for a Lot Merger Application. The
Developer shall submit all necessary documents and pay all associated
deposits and fees for the lot merger.
(Engineering Division: Sam Bautista, Senior Engineer, 650/829-6652)
C. POLICE DEPARTMENT requirements:
Municipal Code Compliance
Conditions of Approval
Page 6 of 12
The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code,
"Minimum Building Security Standards" Ordinance revised May 1995. The Police
Department reserves the right to make additional security and safety conditions, if
necessary, upon receipt of detailed/revised building plans.
Building Security
1. Doors
a. The jamb on all aluminum frame-swinging doors shall be so
constructed or protected to withstand 1600 lbs. of pressure in both
a vertical distance of three (3) inches and a horizontal distance of
one (1) inch each side of the strike.
b. Glass doors shall be secured with a deadbolt lock1 with minimum
throw of one (1) inch. The outside ring should be free moving and
case hardened.
c. Employee/pedestrian doors shall be of solid core wood or hollow
sheet metal with a minimum thickness of 1-3/4 inches and shall be
secured by a deadbolt lock1 with minimum throw of one (1) inch.
Locking hardware shall be installed so that both deadbolt and
deadlocking latch can be retracted by a single action of the inside
knob, handle, or turn piece.
d. Outside hinges on all exterior doors shall be provided with non-
removable pins when pin-type hinges are used or shall be provided
with hinge studs, to prevent removal of the door.
e. Doors with glass panels and doors with glass panels adjacent to the
doorframe shall be secured with burglary-resistant glazing2 or the
equivalent, if double-cylinder deadbolt locks are not installed.
f. Doors with panic bars will have vertical rod panic hardware with
top and bottom latch bolts. No secondary locks should be installed
on panic-equipped doors, and no exterior surface-mounted
hardware should be used. A 2" wide and 6" long steel astragal
1 The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action
of the inside door knob/lever/turnpiece.
A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a turnpiece may be used in “Group B”
occupancies as defined by the Uniform Building Code. When used, there must be a readily visible durable sign on
or adjacent to the door stating “This door to remain unlocked during business hours”, employing letters not less than
one inch high on a contrasting background. The locking device must be of type that will be readily distinguishable
as locked, and its use may be revoked by the Building Official for due cause.
25/16" security laminate, l/4" polycarbonate, or approved security film treatment, minimum.
Conditions of Approval
Page 7 of 12
shall be installed on the door exterior to protect the latch. No
surface-mounted exterior hardware need be used on panic-
equipped doors.
g. On pairs of doors, the active leaf shall be secured with the type of
lock required for single doors in this section. The inactive leaf
shall be equipped with automatic flush extension bolts protected by
hardened material with a minimum throw of three-fourths inch at
head and foot and shall have no doorknob or surface-mounted
hardware. Multiple point locks, cylinder activated from the active
leaf and satisfying the requirements, may be used instead of flush
bolts.
h. Any single or pair of doors requiring locking at the bottom or top
rail shall have locks with a minimum of one throw bolt at both the
top and bottom rails.
2. Windows
a. Louvered windows shall not be used as they pose a significant
security problem.
b. Accessible rear and side windows not viewable from the street
shall consist of rated burglary resistant glazing or its equivalent.
Such windows that are capable of being opened shall be secured on
the inside with a locking device capable of withstanding a force of
two hundred- (200) lbs. applied in any direction.
c. Secondary locking devices are recommended on all accessible
windows that open.
3. Roof Openings
a. All glass skylights on the roof of any building shall be provided
with:
1) Rated burglary-resistant glass or glass-like acrylic
material.2
or:
2) Iron bars of at least l/2" round or one by one-fourth inch
flat steel material spaced no more than five inches apart
under the skylight and securely fastened.
or:
3) A steel grill of at least l/8" material or two
inch mesh under skylight and securely fastened.
Conditions of Approval
Page 8 of 12
b. All hatchway openings on the roof of any building shall be secured
as follows:
1) If the hatchway is of wooden material, it shall be covered
on the outside with at least l6 gauge sheet steel or its
equivalent attached with screws.
2) The hatchway shall be secured from the inside with a slide
bar or slide bolts. The use of crossbar or padlock must be
approved by the Fire Marshal.
3) Outside hinges on all hatchway openings shall be provided
with non-removable pins when using pin-type hinges.
c. All air duct or air vent openings exceeding 8" x 12" on the roof or
exterior walls of any building shall be secured by covering the
same with either of the following:
1) Iron bars of at least l/2" round or one by one-fourth inch
flat steel material, spaced no more than five inches apart
and securely fastened.
or:
2) A steel grill of at least l/8" material or two inch mesh and
securely fastened and
3) If the barrier is on the outside, it shall be secured with
galvanized rounded head flush bolts of at least 3/8"
diameter on the outside.
4. Lighting
a. All exterior doors shall be provided with their own light source
and shall be adequately illuminated at all hours to make clearly
visible the presence of any person on or about the premises and
provide adequate illumination for persons exiting the building.
b. The premises, while closed for business after dark, must be
sufficiently lighted by use of interior night-lights.
c. Exterior door, perimeter, parking area, and canopy lights shall
be controlled by photocell and shall be left on during hours of
darkness or diminished lighting.
5. Numbering of Buildings
Conditions of Approval
Page 9 of 12
a. The address number of every commercial building shall be
illuminated during the hours of darkness so that it shall be easily
visible from the street. The numerals in these numbers shall be no
less than four to six inches in height and of a color contrasting with
the background.
b. In addition, any business, which affords vehicular access to the
rear through any driveway, alleyway, or parking lot, shall also
display the same numbers on the rear of the building.
6. Alarms
a. The business shall be equipped with at least a central station silent
intrusion alarm system.
NOTE: To avoid delays in occupancy, alarm installation
steps should be taken well in advance of the final
inspection.
7. Traffic, Parking, and Site Plan
a. Handicapped parking spaces shall be clearly marked and
properly sign posted.
b. Off-Street Parking Required: All
vehicles associated with this business must be parked on the
premises. No vehicles may be parked or stored on the public
street.
NOTE: For additional details, contact the Traffic Bureau
Sergeant at 650/829-934.
8. Misc. Security Measures
Commercial establishments having one hundred dollars or more in cash on
the premises after closing hours shall lock such money in approved type
money safe with a minimum rating of TL-15.
(Police Department: Sergeant Ron Carlino 650/877-8927)
D. FIRE DEPARTMENT
1. All buildings require fire sprinklers. Please submit separate plans.
2. Plans shall conform to NFPA 13 and City of South San Francisco Municipal
Code, Section 15.24.110.
Conditions of Approval
Page 10 of 12
3. Exterior canopies and overhangs in new and existing buildings require fire
sprinklers.
4. All buildings require fire alarms. Please submit separate plans.
5. Provide a horn/strobe at the front of the building, which will activate upon fire
sprinkler or alarm notification. Plans shall conform to NFPA 72 and City of
South San Francisco Municipal Code, Section 15.24.150.
6. New and existing buildings require fire extinguishers.
7. Provide adequate premise identification (address) on the building per the City of
South San Francisco Municipal Code, Section 15.24.100.
8. Provide smoke vents and draft curtains in all buildings in accordance with
California Fire Code (CFC).
9. Show new and existing hydrants on the plan. The existing hydrants are not current
standard for the City of South San Francisco; all new and existing hydrants shall
conform to city standard.
10. The access at the rear of property does not meet the CFC, provide access or
provide an Alternate Means and Methods of Construction (AMMC) to mitigate
this requirement. The AMMC shall be submitted and approved by the Fire Chief
prior to the issuance of a Building Permit.
11. Access road shall have all weather driving capabilities and support the imposed
load of 75,000 pounds.
12. Road gradient and vehicle turning widths shall not exceed maximum allowed by
engineering department.
13. Provide fire flow in accordance with California Fire Code Appendix III-A.
14. Provide fire hydrants; location and number to be determined.
15. All buildings shall provide premise identification in accordance with SSF
municipal code section 15.24.100.
16. Provide Knox key box for each building with access keys to entry doors,
electrical/mechanical rooms, elevators, and others to be determined.
(Fire Department: Luis Da Silva, Fire Marshal, 650/829-6645)
E. WATER QUALITY
Conditions of Approval
Page 11 of 12
1. A plan showing the location of all storm drains and sanitary sewers must be
submitted.
2. The onsite catch basins are to be stenciled with the approved San Mateo
Countywide Stormwater Logo (No Dumping! Flows to Bay).
3. Storm water pollution preventions devices are to be installed. A combination of
landscape based controls (e.g., vegetated swales, bioretention areas, planter/tree
boxes, and ponds) and manufactured controls (vault based separators, vault based
media filters, and other removal devices) are required. Existing catch basins are to
be retrofitted with catch basin inserts or equivalent. These devices must be shown
on the plans prior to the issuance of a permit.
If possible, incorporate the following:
• vegetated/grass swale along perimeter
• catch basin runoff directed to infiltration area
• notched curb to direct runoff from parking area into swale
• roof drainage directed to landscape
• use of planter boxes instead of tree grates for stormwater treatment
Manufactured drain inserts alone are not acceptable they must be part of a treatment train.
One of the following must be used in series with each manufactured unit: swales, detention
basins, media (sand) filters, bioretention areas, or vegetated buffer strips. Treatment devices
must be sized according to the WEF Method or the Start at the Source Design. Please state
what method is used to calculate sizing.
4. The applicant must submit a signed Operation and Maintenance Information for
Stormwater Treatment Measures form for the stormwater pollution prevention
devices installed.
5. The applicant must submit a signed maintenance agreement for the stormwater
pollution prevention devices installed. Each maintenance agreement will require
the inclusion of the following exhibits:
a. A letter-sized reduced-scale site plan that shows the locations of the treatment
measures that will be subject to the agreement.
b. A legal description of the property.
c. A maintenance plan, including specific long-term maintenance tasks and a
schedule. It is recommended that each property owner be required to develop
its own maintenance plan, subject to the municipality’s approval. Resources
that may assist property owners in developing their maintenance plans
include:
i. The operation manual for any proprietary system purchased by the
property owner.
Conditions of Approval
Page 12 of 12
6. The owner or his representative must file this agreement with the County of San
Mateo and documentation that the County received it must be sent to the
Technical Services Supervisor.
7. Applicant must complete the Project Applicant Checklist for NPDES Permit
Requirements prior to issuance of a permit and return to the Technical Services
Supervisor at the WQCP.
8. Roof condensate must be routed to sanitary sewer. This must be shown on plans
prior to issuance of a permit.
9. Trash handling area must be covered, enclosed and must drain to sanitary sewer.
This must be shown on the plans prior to issuance of a permit.
10. Loading dock area must be covered and any drain must be connected to the
sanitary sewer system. This must be shown on plans prior to issuance of a permit.
11. Fire sprinkler system test/drainage valve should be plumbed into the sanitary
sewer system. This must be shown on the plans prior to issuance of a permit.
12. A grading and drainage plan must be submitted.
13. An erosion and sediment control plan must be submitted.
14. Applicant must pay sewer connection fee at a later time based on anticipated flow,
BOD and TSS calculations.
(Water Quality Division: Cassie Prudhel, Coordinator, 650/829-3840)
1273147.1